HomeMy WebLinkAbout2002-06-11 - AGENDA REPORTS - SAND CYN JOINT VENTURE (2)AGENDA REPORT
City Manager Approval
Item to be presented by: Vince Bertoni
PUBLIC HEARING
DATE: June 11, 2002
SUBJECT: DEVELOPMENT OF THE SAND CANYON JOINT
VENTURE PROJECT: PROJECT SITE 1, WHICH
INCLUDES THE SUBDIVISION OF 34.3 ACRES INTO 63
SINGLE FAMILY RESIDENTIAL LOTS, FOUR OPEN
SPACE LOTS, AND ONE DEBRIS BASIN; AND PROJECT
SITE 2, WHICH INCLUDES A GENERAL PLAN
AMENDMENT, A ZONE CHANGE, THE SUBDIVISION
OF 55 ACRES INTO 24 SINGLE FAMILY RESIDENTIAL
LOTS, AND THE CONSTRUCTION OF A NEW
COMMERCIAL CENTER
DEPARTMENT: Planning and Building Services
RECOMMENDED ACTION
City Council receive the staff report, open the public hearing for testimony, close
the public hearing and adopt the Planning Commission's recommendation which
includes the following:
Adopt a Resolution that certifies the Final Environmental Impact Report,
which includes statements of overriding considerations, prepared for the
Sand Canyon Joint Venture Project,
2. Adopt a Resolution that approves Tentative Tract Map 52355, Conditional
Use Permit 97-016, Oak Tree Permit 97-029, and Hillside Review 97-001.
3. Adopt a Resolution that approves General Plan Amendment 97-004,
Tentative Tract Map 53074, Conditional Use Permit 97-011, and Hillside
Review 97-001.
4. Introduce and pass to second reading an ordinance that approves Zone
Change 97-001.
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Master Case 97.069, 97-230
Sand Canyon Joint Venture Project
Page 2 of 4
BACKGROUND AND ANALYSIS
The Sand Canyon Joint Venture Project is a combination of two projects located
at the Sand Canyon Road, Soledad Canyon Road intersection. The two projects,
Project Site 1 and Project Site 2, were submitted separately in 1997, but became a
joint venture project since both projects required an Environmental Impact
Report(EIR).
Project Site 1
Project Site 1 is located on Sand Canyon Road, north of Soledad Canyon Road.
The applicant is requesting to subdivide the 34.3 -acre parcel into 63 residential
lots, four open space lots, and one debris basin lot. A conditional use permit is
required for the import of 300,000 cubic yards of fill from Project Site 2 and for
the clustering of the residential lots to avoid construction or modification to the
secondary ridgeline. An oak tree permit is required to permit encroachment
within the protected zone of a heritage oak tree to enable construction of one of
the residential streets. The project is also subject to hillside review since the
average cross slope for the project exceeds 10 percent.
Project Site 2
Located on the northeast corner of the Sand Canyon Road, Soledad Canyon Road
intersection, Project Site 2 requires a General Plan Amendment and a Zone
Change Amendment. The applicant is requesting to subdivide the 55 -acre site
into six commercial lots, twenty-four single family residential lots, two open space
lots, and a designated remainder lot for the existing mobile home use. A
conditional use permit is required to export 300,000 cubic yards of earth to Project
Site 1, to implement the Planned Development overlay zone, and to allow for the
height of the main commercial building to exceed 35 feet. The project is also
subject to hillside review since the average cross slope for the project exceeds 10
percent.
Environmental Impact Report
An Initial Study and Notice of Preparation (NOP) for the Sand Canyon Joint
Venture Project was circulated in January of 2000. Subsequently, a Draft
Environmental Impact Report (DEIR) was prepared by the City's EIR Consultant
(Impact Sciences). The DEIR was circulated for public review and comment from
January 14, 2002 to March 1, 2002. The Final Environmental Impact Report,
which includes responses to agency comments and the Mitigation Monitoring and
Reporting Program, has been prepared for the project after the review period had
concluded.
Master Case 97-069, 97-230
Sand Canyon Joint Venture Project
Page 3 of 4
Planning Commission
The Sand Canyon Joint Venture Project was heard before the Planning
Commission on four occasions. At the April 16, 2002 meeting, the Planning
Commission voted 5-0 to recommend that the City Council certify the Final EIR
for the Sand Canyon site and adopt a statement of overriding considerations for
Master Case No. 97-230 and Master Case No. 97-069 and approve all requested
entitlements.
FISCAL IMPACT
A fiscal impact analysis was conducted for the project. As proposed, it is
estimated that the City will receive an additional $1.8 million in revenues over
the first ten years of the project, while expenditures will increase by $600,000.
This will result in a net increase in revenues of approximately $1.2 million during
the first ten years of the project.
Revenue estimations include projections of sales tax generated from the
commercial element of the project, and increased property tax associated with the
residential component. Expenditures include projections of infrastructure, police,
fire, parks and recreation, and other services that must be provided to the area.
ALTERNATIVE ACTIONS
1. Deny the project
2. Modify the project to address any Council issues
3. Other action as determined by the Council
ATTACHMENTS
Project Background and Analysis
Resolution, Tentative Tract Map 52355, Conditions of Approval (Project Site 1)
Resolution, Tentative Tract Map 53074, Conditions of Approval (Project Site 2)
Resolution (Environmental Project Site 1 and 2)
Ordinance (Zone Change, Project Site 2)
Colored elevations for the proposed commercial center
Colored site plan
Master Case 97-069, 97-230
Sand Canyon Joint Venture Project
Page 4 of 4
Final Environmental Impact Report (reading file)
Draft Environmental Impact Report (reading file)
Staff Report for the Planning Commission meetings for February 5, 2002; March
5, 2002; April 2, 2002; and April 16, 2002 (reading file)
Minutes from the four Planning Commission meetings (reading file)
Resolutions P02-07, P02-08, and P02-10 (reading file)
Conditions of Approval for Project Site 1 (reading file)
Conditions of Approval for Project Site 2 (reading file)
MAM
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CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita in the City
Hall Council Chambers, 23920 Valencia Blvd., 1" Floor, Santa Clarita, California, on the 11th
day of June, 2002, at or after 6:00 p.m. to consider: Project Site 1- M C 97-230, TTM 52355,
Conditional Use Permit 97-016, Oak Tree Permit 97-029, and Hillside Review 97-002. Project
Site 2 - MC 97-069, General Plan Amendment 97-004, Zone Change 97-001, TTM 53074,
Conditional Use Permit 97-011, and Hillside Review 97-001.
The Project location is: Project Site 1 — The proposed project site is situated in the eastern
portion (Canyon Country) of the City of Santa Clarita within the County of Los Angeles. The
proposed project site is east of Sand Canyon Road and approximately 1,000 feet north of
Soledad Canyon Road. The Assessor's Parcel Number is 2839-005-035. Project Site 2 — The
proposed project site is situated in the eastern portion (Canyon Country) of the City of Santa
Clarita within the County of Los Angeles. The proposed project site is located at the northeast
corner of Soledad Canyon Road and Sand Canyon Road. The APN's are 2839-006-052,053,054,
& 58.
Project Description: Project Site 1— is requesting approval of the subdivision of 34.3 acres into
63 residential lots, four open space lots and one debris basin lot. The project would require
approval of an oak tree permit for grading around a heritage oak tree, conditional use permit
for the import of 300,000 cubic yards and clustering of residential lots to stay away from the
secondary ridgeline, and hillside development review because the project is located in a hillside
area. The current zoning designations are (RS) and (RVL). Project Site 2 — is requesting a
General Plan Amendment from (RS), (CC), and (RVL) to RS and CC. The zone change request
would consist of the project going from (CCPD), (RS), and (RVL) to CCPD, RS, and (MHP). The
applicant is requesting approval of the subdivision of approximately 55 acres into six
commercial lots, twenty-four single family lots, two open space lots, and a remainder lot for the
mobile home use. A conditional use permit is required to implement the PD designation, to
export 300,000 cubic yards of earth, and to exceed the 35 foot height limit to allow 40 feet for
the commercial building. The project request includes a hillside application due to the slopes
on the project site and a secondary ridgeline. The proposal would remove 62 mobile home
spaces (136 total in park) from the proposed development area, and would create 18 new mobile
home spaces elsewhere within the existing mobile home park, resulting in a permanent loss of
44 mobile home spaces. On April 16, 2002, the Planning Commission recommended to the City
Council to approve the project.
Proponents, opponents, and any interested persons may appear and be heard on this matter
at that time. Further information may be obtained by contacting the City of Santa Clarita,
Department of Planning and Building Services, 23920 Valencia Boulevard, Third Floor, Santa
Clarita, CA 91355; Telephone: (661) 255-4330. Project Planner: Jeff Hogan and Marika
Modugno.
If you wish to challenge the action taken on this matter in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice, or
in written correspondence delivered to the City of Santa Clarita at, or prior to the public
hearing.
DATED: April 25, 2002
Sharon L. Dawson, CMC
City Clerk
Publish Date: May 21, 2002
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Background and Analysis
Master Case 97-069 and Master Case 97-230
BACKGROUND
On December 9, 1997, Sand Canyon Properties LLC submitted entitlement
requests for a tentative tract map, hillside review, oak tree permit, and a
conditional use permit to subdivide 34 acres into 100 single family detached
homes, which included encroachment on the secondary ridgeline and removing
the heritage oak tree on site. After City of Santa Clarita Planning staff reviewed
the project, numerous modifications were made to the submittal, which resulted
in bringing the units down from 100 to 63 in order to avoid construction or
modification to the secondary ridgeline and preserve the heritage oak tree on site.
The application for Project Site 1 was deemed complete on January 15, 2000.
On May 12, 1997, Sand Canyon Gateway LLC submitted entitlement requests for
a tentative tract map, zone change, conditional use permit, and hillside review to
subdivide 55 acres into a 130,000 square foot commercial shopping center, 26
single family residential homes and reconfiguration of the existing mobile home
park. After City of Santa Clarita Planning staff reviewed the project, numerous
modifications were made to the submittal, which reduced the commercial square
footage from 130,000 to 110,000 and the residential units down to 24. The
applicant also added mobile home pads to reduce the net loss of mobile homes
from 62 to 44. The application for Project Site 2 was deemed complete on January
15, 2000.
When Project Site 1 was submitted and reviewed, it was determined by staff that
an Environmental Impact Report (EIR) was needed because the applicant was
requesting to import approximately 300,000 cubic yards of earth from the
southern adjacent site (Project Site 2), where it had already been determined that
an EIR was needed on that site (Project Site 2) due to the many potential
significant impacts. Potential significant impacts related to geology and
aesthetics would be triggered by the importation of earth from Project Site 2 to
Project Site 1. As a result of both projects being required to do an EIR, staff
encouraged both applicants to do a joint EIR. Both applicants met and
determined that a joint EIR (Sand Canyon Joint Venture) would be the most
viable option.
ANALYSIS
Project Description
Project Site 1
The project site is currently undeveloped, vacant, and in primarily a natural state
with native vegetation, an oak tree, and varying hilly terrain. The varied
Master Case 97-069 and 97-230
Background and Analysis
Page 2 of 6
topography is dominated by a northeasterly trending Secondary Ridgeline that
roughly parallels the eastern site boundary which consists of moderate to steep
hillside areas that come down to the western portion of the site that consist of
more gentle hillside. The western portion of the site also contains a natural
drainage area. Numerous dirt roads traverse the western portion of the site and
a firebreak traverses the top of the Secondary Ridgeline.
The applicant is proposing to develop the 34.3 acre site into 68 lots — 63
residential lots, four open space lots, and one debris basin lot which will all be
maintained by a Homeowner's Association. All residential lots within the
community are 5,000 square feet in size.
The applicant is also requesting a conditional use permit to cluster the 63 single
family homes toward the western portion of the site and to import 300,000 cubic
yards of earth; oak tree permit that would allow encroachment within the
protected zone of a heritage oak tree; and a hillside review permit to develop on
land that exceeds a 10% average cross slope.
The project would be required to provide full improvements along Sand Canyon
Road, which includes right of way dedication 46 feet from the centerline.
Included within the right of way are vehicle lanes, a bike lane, landscaped
parkway, and sidewalk. Sound walls would be required along areas of the
roadway where residential homes may be impacted by the noise. The project site
would have two points of access from Sand Canyon Road.
The applicant has proposed to grade the westerly portion of the site, which would
consist of 60,000 cubic yards of cut earth and 360,000 cubic yards of fill earth. Of
the 360,000 cubic yards of fill, 300,000 yards would be imported from the
southern adjacent site (Project Site 2) to accommodate the proposed single-family
homes.
Project Site 2
The project site is partially developed with a 136 -unit mobile home park along its
western boundary. The remaining portion of the 55 -acre site is undeveloped. The
site is relatively flat along its western site boundary on which the mobile home
park is developed. The remainder of the site is comprised of hilly terrain with
north -south trending ridges. Outside of the mobile home park, slopes on the site
consist of gradients of 1:1 or steeper, but are generally 2:1 slope gradients. To the
east of the mobile home park are ascending slopes with gradients of 1:1 which run
up to 80 feet high along Soledad Canyon Road that were created as part of the
widening of that roadway. There is also a secondary ridgeline that runs north to
south through the center of the 55 -acre site.
For the most part, only the area of the mobile home park and the slopes along
Soledad Canyon Road were graded, the remaining portion of the site (not visible
from either Soledad Canyon Road or Sand Canyon Road) remains undisturbed
Master Case 97-069 and 97-230
Background and Analysis
Page 3 of 6
hilly terrain that is currently undeveloped, vacant, and in a primarily natural
state with native vegetation, oak trees, and varying hilly terrain. Graded dirt
roads provide access to portions of the project site where topography allows. The
site is also surrounded by vacant hilly terrain and existing residential and school
uses.
The applicant is proposing to develop the 55.23 acre project site into 33 lots — 24
residential lots, six commercial lots, two open space lots, and one designated
remainder lot consisting of the existing mobile home park.
The 24 residential lots are proposed to be located along the eastern portion of the
project site which will consist of single family detached homes with minimum lot
sizes of 5,000 square feet and that will all be maintained by a Homeowner's
Association. In addition, the square footage of a majority of the single-family
homes would range from 2,000 to 2,800 which includes the required setback
requirements.
Primary access to the single-family dwellings proposed for the site will be from
Soledad Canyon Road. Access from Soledad Canyon Road to the residential units
would be taken from access road "A" Street, which connects to "B" Street (a 1,300 -
foot cul-de-sac with an 11.5% grade.) The applicant will also provide sidewalks on
both sides of `B" and "C" Streets. Secondary access would be taken from Sand
Canyon Road through the commercial development to the interior access road
leading to the dwellings.
The commercial lots will be located along the southwestern portion of the site
which will consist of a maximum of 110,000 square feet of commercial building.
The center will consist of a 55,230 square foot Vons Grocery Market (applicant's
requesting the building to be 40 feet in height), a 15,400 square foot retail
building, a 9,900 square foot multi -tenant building, a gas station (1,000 to 2,500
square foot building), two drive-through restaurants (3,000 to 3,500 square feet
each), and two retail buildings (4,500 to 5,000 square feet each).
The architecture of the main building, 15,400 square foot retail building, and
9,000 square foot multi -tenant building have been reviewed by the City's Design
Consultant, RRM Design.
The project site contains an existing 136 -unit mobile home park called Canyon
Breeze. The proposal would remove 62 mobile home spaces from the proposed
development area (29 of the 62 are occupied) as a result of the commercial
shopping center and would create 18 new mobile home spaces within the existing
mobile home park and the easterly expanded area of the park as shown on the
site plan. This would result in a 92 -unit mobile home park creating a permanent
loss of 44 mobile home spaces.
The applicant will be required to go before the Manufactured Home Rent
Adjustment Panel and obtain a Final Permit for all relocation impact reports for
Master Case 97-069 and 97-230
Background and Analysis
Page 4 of 6
relocated and displaced mobile home residents. In addition, there are currently
two empty spaces and 25 spaces that have an unoccupied mobile home unit.
Thus, there will be a total of 45 spaces (includes the 18 new spaces created by the
proposal) available for the 29 owner occupied mobile home residences in the
impacted area.
The applicant is also requesting a general plan amendment from RS (Residential
Suburban), CC (Community Commercial), RVL (Residential Very Low) to RS, CC;
a zone change from RS, RVL, CCPD (Community Commercial — Planned
Development overlay) to RS, MHP (Mobile Home Park), CCPD; a conditional use
permit to exceed the 35 foot building height limit and to implement the PD
(Planned Development) overlay zone and to export 300,000 cubic yards of earth;
and a hillside review permit to develop on land that exceeds a 10% average cross
slope.
The project would be required to provide full improvements to Soledad Canyon
Road and Sand Canyon Road. The applicant will be required to provide but not
limited to landscaped parkways, sidewalk, right turn pockets, medians, and bus
turnouts.
The project is proposed to grade the site, which would consist of 1.1 million cubic
yards of, cut earth and 0.8 million yards of fill earth. The remaining 300,000
cubic yards of fill earth would be exported to the northern adjacent site (Project
Site 1) to accommodate the development.
Environmental Impact Report
An Initial Study and Notice of Preparation (NOP) for the Sand Canyon Joint
Venture Project was circulated in January of 2000. Subsequently, a Draft
Environmental Impact Report (DEIR) was prepared by the City's EIR Consultant
(Impact Sciences) that addresses the comments received in response to the NOP.
The DEIR has identified the following four environmental areas that would have
significant impacts that could not be mitigated:
1. (Noise) Project Site 1 and 2 specific noise construction impacts,
2. (Air Quality) Project Site 2 specific impacts to NOx emissions,
3. (Biology) Project Site 1 and 2 specific impacts to coastal sage scrub and
human and domestic animal use of natural habitat areas and Cumulative
Project Site 1 and 2 impacts to coastal sage scrub and human and domestic
animal use of natural habitat areas and cumulative Project Site 1 impacts
to alluvial scrub, and
4. (Solid Waste) Cumulative Project Site 1 and 2 impacts to solid waste.
There are two environmental areas where no significant impacts would occur (and
no mitigation will be required). These are Energy/Mineral Resources and
Utilities (Natural Gas, Electricity, Telephone, and Wastewater). The remaining
Master Case 97-069 and 97-230
Background and Analysis
Page 5 of 6
environmental areas in the DEIR have been recommended to reduce the impacts
to less than significant levels.
The DEIR was circulated for public review and comment from January 14, 2002
to March 1, 2002.
The Final Environmental Impact Report WEIR) has been prepared for the project
after the review period had concluded. The report is divided into four separate
sections. The first section is the Revised Draft EIR pages where minor revisions
were made to the original document based on issues raised by the commentators,
minor revisions to the project, or issues raised by staff. The second section is the
Response to Comments where the responses were prepared for the five comment
letters that were received by the City during the review period. Each of the
commentators has received a copy of the response. The third section is the
Responses to Public Hearing Testimony, however, no response was necessary
since public comments were not made at the public hearings. The fourth section is
the Mitigation Monitoring and Reporting Program (MMRP) which includes all the
required mitigation measures and who is responsible for their implementation.
Staff has not received any further comments on the response to comments.
PLANNING COMMISSION ACTION
The Planning Commission began their review of the project on February 5, 2002.
The project was on the Commission agenda three more times to thoroughly
discuss the proposed project. The Planning Commission directed the applicant to
modify the project to address concerns that were raised during the public
hearings by the Planning Commissioners. Among the issues that were raised
include visual impacts from Sand Canyon Road and Soledad Canyon Road, the
minimum lot sizes for Project Site 1, the impacts to residents of the mobile home
park, and the quality of the product of the residential units at Project Site 1 and
Project Site 2. The applicant for Project Site 1 redesigned the project to ensure
that all residential lot sizes are a minimum 5,000 square feet. In addition, a
condition of approval was added that requires the final plot plan and elevations
for the proposed residential to be reviewed by the Planning Commission to ensure
that the project is visually aesthetic.
Master Case 97-069 and 97-230
Background and Analysis
Page 6 of 6
At the April 16, 2002 meeting, the Planning Commission voted 5-0 to recommend
that the City Council certify the FEIR for the Sand Canyon Site and adopt a
statement of overriding considerations for Master Case No. 97-230 and Master
Case No. 97-069; approve the Tentative Tract Map 52355, Conditional Use Permit
97-016, Oak Tree Permit 97-029, and Hillside Review 97-002; and approve
General Plan Amendment 97-004, Zone Change 97-001, Tentative Tract Map
53074, Conditional Use Permit 97-011, and Hillside Review 97-001 to allow for
the Sand Canyon Joint Venture Project.
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